My solicitor has discovered a a problem with the lease for the apartment we are purchasing in Radcliffe. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancer has advised that he must check that the bank is willing to move forward with this solution. Are we the client or is the mortgage company ?

Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. These conveyancing instructions have to be complied with.

We are looking to buy a property and require a conveyancing solicitor in Radcliffe who is on the Principality approved panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Radcliffe.

Last month we had a mortgage agreed in principle with Lloyds. Radcliffe conveyancing lawyers were chosen. How long does it take for Lloyds to send the offer to the property lawyer?

Some lenders take longer than others. Have Lloyds completed the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Completion of my remortgage has taken place for my property in Radcliffe. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

After shopping around on the internet I have found a Radcliffe property lawyer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Radcliffe postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Radcliffe.

Just had an offer accepted on a new build apartment in Radcliffe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Radcliffe

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Are there any apps to assist me to search for a Radcliffe solicitor on the Birmingham Midshires conveyancing panel? I drive a motor bike and am happy to travel upto 25kilometers to meet the lawyer.

Feel free to make use of the facility on this website. Please choose the bank and your location and you will see a number of Radcliffe conveyancing lawyers locally. We have detailed some Radcliffe conveyancing firms towards the end of this page and you can ring them to verify whether they are on the Birmingham Midshires panel